Property Overview: 56 Noble Avenue, Glenelm, Winnipeg
Key Characteristics & Appeal
This one-storey home on a generous 4,000 sqft lot presents a practical opportunity in Winnipeg's Glenelm neighbourhood. Built in 1924, its 874 sqft living area is modest and below average for the city, but the recently renovated basement adds functional space. The home features a detached garage. Its assessed value is notably consistent with others on Noble Avenue and in Glenelm, suggesting it is priced in line with the immediate area rather than broader city trends.
The primary appeal lies in its land size and location. The lot is well above average for both the street and the neighbourhood, offering valuable outdoor space and potential in a mature community. It suits a first-time buyer, downsizer, or practical investor looking for a manageable footprint without sacrificing yard size. The renovated basement adds immediate utility, making it a move-in-ready option for those who value function over grandeur. A thoughtful perspective is that this property represents a "land play" with a liveable house included—its value is anchored more in its location and lot than in its interior square footage.
Frequently Asked Questions
1. Is the living space too small?
At 874 sqft, the main floor living area is compact. However, the renovated basement provides additional finished space, making the total usable square footage more comfortable for a small household or couple.
2. How does the assessed value compare to the likely selling price?
The assessed value ($24,800) is a municipal figure for tax purposes and is typically lower than market value. Recent sales data for similar homes in Glenelm suggests the market price will be influenced more by current demand, condition, and the desirable lot size.
3. What are the implications of the home's age (1924)?
While the mechanical systems and structure should be carefully inspected, an older home like this on a large lot often possesses character and build quality not found in newer constructions. Its age is actually above average for Noble Avenue.
4. Who would this property not suit?
It may not be ideal for a family requiring multiple large bedrooms or extensive main-floor living space. Those prioritizing a modern, open-concept layout or a home with a garage attached to the house might also want to consider other options.
5. What makes the Glenelm neighbourhood desirable?
Glenelm is a mature, established neighbourhood with tree-lined streets and a mix of historic and well-kept homes. It offers a sense of community and convenience, typically within reach of amenities and with good access to central Winnipeg.